New Haven’s plan for new Grand Avenue housing draws criticism, especially over affordability

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NEW HAVEN – The owner of several deteriorating warehouses on Grand Avenue is proposing to convert them into residences, although there is a step back on some of the design elements and how they fit into a larger planning of the region.

“It’s … a transformation of a truly transitional area,” said architect Ken Boroson, referring to commercial properties located at the start of the main corridor as you approach downtown. “It’s a really exciting project in my mind.”

Longtime New Haven company Ungers Flooring America would continue to have ground-floor space at 897 Grand Ave., which together with 873 Grand Ave. would support 34 rental apartments stretching back up to Lyon Street.

Boroson said they would all be larger units – two and three bedroom units, some with dens, although there would be one bedroom apartments.

A rendering of the Unger building renovation project at 873 Grand Ave. in New Haven.

Contributed

There would be a rooftop terrace and shared amenity space with a new facade on the Ungers building. The name of the project is Ungers Living Spirits, not to be confused with alcohol, Boroson said.

He said the project is combined with more housing across the street at 880 Grand Ave.

Lawyer Ben Trachten said the project was designed to be respectful of residents of Rue Lyon both in terms of use and scale.

An activity zone runs along the property line up towards the residential area.

Trachten said the proposal would require zoning relief. He said existing conditions generally benefit from waivers as they do not pose a threat to neighbors.

The Wooster Square downtown community management team asked several questions this week of residents on Lyon Street adjacent to the Ungers building. Boroson said no further construction is planned at the rear where a garage currently exists. He said an alley would remain.

Resident Rahul Shah said he was concerned about the number of market-priced housing and luxury housing being built in the city.

Trachten said these apartments would be developed as units at market rate. “It is simply not possible for a private developer to build affordable housing currently without subsidies,” he said.

But Trachten also said the apartments would not have the same rents as the city center.

“For the region, it will be a kind of pioneering construction. I think the rents will be consistent with those across the street at 850 Grand Ave. They’re significantly lower than what you would see in parts of Wooster Square and in new construction buildings along State Street and Olive, ”Trachten said.

Responding to concerns about gentrification, Trachten said it was an adaptive reuse of “three dilapidated structures,” not the type of housing that displaces people.

Trachten said it’s a hallway that he crosses almost daily. He described it as a “mix of homeless, locals and that could definitely use up some life.”

He said some residential units with shops on the ground floor would be appropriate rather than just being a hallway between downtown and Fair Haven.

A resident said it appears the doors to the apartment at 873 Grand Ave. open onto the sidewalk and onto the footpath.

A rendering of the Unger building renovation project at 873 Grand Ave. in New Haven.

Contributed

Trachten said they would seek a special permit from the City Planning Commission to have residents on the first floor, which is usually granted without too much difficulty. There would be two opportunities for public hearings.

“There has been a long and difficult history of zoning for these buildings,” the lawyer said.

He said they were moving forward with a project “which actually has the capacity to be built and bring housing choice and commercial use to this area rather than having Ungers close and the property sitting vacant for many years. “.

They plan to submit plans for the September Zoning Appeal Board hearing.

Mona Berman, a resident, said Grand Avenue was one of three streets designated as entry corridors into the city for special planning attention.

She said the proposal was rejected by the neighborhood and that there had been extensive consultation with municipal plan staff on the matter.

Berman said Grand is different from Dixwell and Whalley avenues as hallways, given their narrowness. In addition, the areas of the lots for commercial buildings are extremely small and the street is completely surrounded by residential zoning.

She said they had a petition with over 100 signatures against its definition as a walkway corridor as originally proposed. She said neighbors met with municipal plan staff to discuss guidelines for future street zoning.

Berman said it was rude not to be told about the residential housing project.

She said the neighbors have come up with a long list of items for future discussion. One is the lack of a loading area for current commercial use.

Berman also said doors should be recessed in a hallway to ensure they are not unsafe for people entering and exiting. Access to the rear apartments is narrow, she said.

Boroson said he is accepting questions and thoughts on the project and is not aware of some of the items mentioned.

Ian Dunn, chair of the Wooster Square downtown community management team, suggested having a special group meeting on the Grand Avenue proposals and one on the region’s long-term vision.

The proposed development of 880 Grand Ave. across the street is simpler, Boroson said.

The architect said he is adding two floors to a one-story building. He said a retail space would be created up front and there was sufficient parking.

Boroson said there will be four 2-story apartments for a total of five units. He said they are 3 bedroom units that they consider family apartments.

Boroson said plans are preliminary at this point.

He said civil engineers will determine what will need to be done to hook up to sewers and storm systems. The architect said he did not yet know how many green spaces there would be.

Trachten said he was not involved in the 880 Grand Ave. plan, but knew it would be subject to a full site plan review by the City Planning Commission.

Anstress Farwell, head of the New Haven Urban Design League, wondered where the entrance to the apartments is at 880 Grand Ave. Boroson has confirmed that this is Grand Avenue for three units with a rear entrance for the other two.

Farwell said the current zoning is not appropriate for this area and there are no design standards in place. She said the narrow sidewalks don’t even accommodate the trees.

She said it leaves “a feeling of heat and exhaustion.”

Farwell said the historic buildings that still stand and those that have been razed once featured a continuous canopy of canopies. She said special design considerations like this are needed.

She said it’s a busy street with traffic that needs buildings “that seem to be able to withstand all of this activity.” Farwell said the proposal appears to be more comfortable in a small town, not the first part of a major thoroughfare.

Farwell said the current regulations no longer correspond to anything, which is why it has become a “no man’s land”.

“It’s an extremely intense environment and a lot more attention is needed for the basic street planning and the interaction with the buildings and the street and to really make the pedestrian experience a friendly and enjoyable one”, said said Farwell.

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